I'm not against innovation but every point you raise is pre-existing or illegal/ against regulations. 

I also raised rents this summer. 

Biggest thing IMO is getting close to the train station and have a high quality units that may not look attractive on paper the first few years but will have the ability to raise rents consistently long term. 

Temple now attracts students from more affluent backgrounds in the Philadelphia suburbs (kudo's to the school for raising it's academic reputation).

That being said, I'm part of an experienced Syndication Group who invests not only in Multifamily, but also different asset classes:  Self Storage, Mobile Home Park, RV Park, and Retail - all to diversify the investment offerings.Reach out, and the next time we have an LP capital raise, I will send you the OM (and obviously info on our company) to review.

And then add a sluggish market where they can't raise rents to compensate...... 

You do have time and motivation and muscle, but sometimes these turn into a lot more work than meets the eye. 

You probably have a great low rate mortgage, and might not want to raise the interest rate.

Will raise prices as we get near 85% full or by size, as we run out of units of that specific size.

You can always raise it again in 12 months on their next lease.